Can you explain why leasehold purchase conveyancing in Conwy costs more?

Conwy leasehold conveyancing transactions usually involve additional investigations than freeholds including investigating the Lease, liaising with the Landlord such as serving appropriate notices on the Landlord or managing agent, obtaining up-to-date service charge and management information, obtaining Landlord’s consents and reviewing management accounts and formation documents.

My friend suggested that where I am purchasing in Conwy I should carry out a Neighbourhood, Planning and Local Amenity Search. Can you explain what the purpose of this search is?

A search of this type is occasionally included in the estimate for your Conwy conveyancing searches. It is a large document of more than thirty pages, listing and detailing significant information about Conwy around the property and the people living there. It incorporates an Aerial Photograph, Planning Applications, Land Use, Mobile Phone Masts, Rights of Way, the local Housing Market, Council Tax Banding, the type of People living in the area, the dominant type of Housing, the Average House Prices, Crime statistics, Conwy Education with maps and statistics, Local Amenities and other useful data regarding Conwy.

I am buying a new build house in Conwy with a loan from Chelsea Building Society. The builders would not budge the price so I negotiated 6k of fixtures and fittings instead. The house builders rep advised me not to tell my conveyancer about the deal as it may affect my loan with the bank. Do I keep my lawyer in the dark?.

All lenders require a Disclosure of Incentives Form from the developer of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.

Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.

Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.

I decided to have a survey done on a property in Conwy prior to appointing solicitors. I have been advised that there is a flying freehold overhang to the house. The surveyor advised that some lenders may refuse to issue a loan on this type of house.

It varies from the lender to lender. Lloyds has different requirements from Birmingham Midshires. Should you wish to telephone us we can check via the relevant mortgage company. If you lender is happy to lend one our lawyers can assist as they are accustomed to dealing with flying freeholds in Conwy. Conveyancing will be smoother if you use a solicitor in Conwy especially if they are accustomed to such properties in Conwy.

Should I appoint a Conwy conveyancing practitioner who is local to the property I am hoping to buy? We have a good friend who can execute the conveyancing but her office is 300kilometers away.

The benefit of a local Conwy conveyancing firm is that you can visit the firm to execute paperwork, hand in your identification documents and pester them if necessary. They will also have local insight which is a bonus. That being said it's more important to get someone that will do a good and efficient job. If if people you trust instructed your friend and on the whole were content that must trump using an unknown Conwy conveyancing lawyer just because they are based in the area.